HomeMy WebLinkAboutPRE-0480-2022 1150 Laurel Lane - Pre-app questions _2022-10-05
1306 JOHNSON AVENUE SAN LUIS OBISPO, CA 93401 P: 805/547.2240 F: 805/547.2241 ARRIS-STUDIO.com
THOMAS E. JESS, ARCHITECT #C27608 STEPHEN A. RIGOR, ARCHITECT #C33672
October 5, 2022
City of San Luis Obispo
Community Development Department
919 Palm Street
San Luis Obispo, CA 93401
Re: 1150 Laurel Lane
Pre-application questions
To whom it may concern:
As part of the pre-application meeting application for the proposed development at 1150 Laurel Lane, we have
put together a brief description of the proposed project a few questions to help guide the discussion.
The propose mixed-use project is located on a 17 acre site that currently houses the Warehouse Apartments and
former Crux climbing gym. The site is located directly adjacent to the railroad bike path and within 1.6 miles of
downtown SLO and 3 miles of Cal Poly. There is a bust stop directly in front of the parcel and easy access to
numerous businesses.
The overall approach to the project is to provide environmentally friend, livable, workforce housing in a manner that
enhances the residents’ lives, reduces reliance on the automobile and adds vibrancy to the neighborhood. Several
measures are incorporated into the design to ensure that this is the case. These items include:
- Retail, deli/market and other services that will be used by the residents and neighbors.
- Efficient garden apartments that offer a range of for rent options that are affordable by design. The sizes
range from 550 SF – 1,200 SF.
- Numerous communal residential amenities that promote interactions between residents including:
o Community garden/greenhouse
o Dog park / Dog walk areas
o Dog washing stations
o Child playground
o Several Picnic and BBQ area
o Food truck and eating area
o Outdoor fitness and yoga
o Half mile exercise walking trail
o Workout nodes
o Community pool and pools on both podium buildings
o City Bikes kiosk and onsite bike storage
o Bike repair shop
o Access it the RR safety trail
- Bike-centric amenities including, private storage throughout, bike repair stations, direct access to the bike
path.
- Environmentally friendly features are integral to the design, these features include, recycled materials,
energy efficient lighting, water conserving fixtures, solar panels, ample daylighting, recycling centers, and
many more.
1306 JOHNSON AVENUE SAN LUIS OBISPO, CA 93401 P: 805/547.2240 F: 805/547.2241 ARRIS-STUDIO.com
THOMAS E. JESS, ARCHITECT #C27608 STEPHEN A. RIGOR, ARCHITECT #C33672
The proposed project complies with all of the city’s stated major goals including:
Housing
- The proposed project is providing 456 new housing units in addition to the 75 units proposed within the
warehouse, close to transportation corridors and existing infrastructure.
- This includes deed restricted affordable housing.
Multi-Modal Transportation
- The proposed project has direct connections to the bike path network.
- Bike access and making biking convenient is a central design focus of the project.
- An existing bus stop is directly in front of the project on Laurel Lane.
- Ride pooling pick-up area for buses for larger employers and for carpooling residents.
Climate Action
- Sustainable and environmentally friendly features are integral in the project design.
- Onsite solar panels will be provided
- Providing multiple uses onsite and within walking distance to all of the residential units will reduce
dependence on travel in general.
Fiscal Sustainability and Responsibility
- The project will pay its own way through improvements and impact fees.
- Providing workforce housing adjacent to existing businesses will allow those businesses to grow and prosper.
The proposed project is utilizing the affordable housing density bonus program to increase the base residential
density. As part of this, the project will be providing deed restricted affordable housing onsite. The calculations and
quantities are described on the cover sheet of the plan set. We are requesting to use one of the incentives for a
height increase from 35’ to 53’ for two of the residential buildings in order to accommodate the affordable dwelling
units.
Your feedback along with that of the other departments within the city will be extremely helpful as we move
forward through the process. The list of questions is as follows:
1. Given the current project proposal, what entitlements are required and what is a reasonable processing
schedule to secure entitlements?
2. What level of environmental review is anticipated?
3. We assume a traffic study will be required but can you please provide input on what, if any, additional
studies will be required?
4. We would like to relocate the existing gas line that is currently running through parcel 3 and will conflict
with our proposal.
5. Is staff supportive of uses one of the affordable housing incentives to increase the maximum height of
two residential buildings from 35’ to 61’?
6. We would like to phase the full buildout on site and wanted to get the City’s input?
7. Will staff be in support of the proposed building character?
8. What issues will we potentially face with the neighbors?
9. Are there adequate public utilities available to service the buildings?
10. We were told we can bond for the recycled water line. What is the timeline for adding the recycled
water line for this future project?
1306 JOHNSON AVENUE SAN LUIS OBISPO, CA 93401 P: 805/547.2240 F: 805/547.2241 ARRIS-STUDIO.com
THOMAS E. JESS, ARCHITECT #C27608 STEPHEN A. RIGOR, ARCHITECT #C33672
11. Are there any existing underground utilities other than the gas line of parcel 3 to be relocated and the
water line to the south along the RR safety trail that require an easement?
12. Are there any long-range utility issues in this area that we should be aware of?
13. We are proposing shared access with Camden Lane and Morris & Garritano, to reduce the curb cuts off
Laurel Lane. What should we know regarding access easements for both neighboring properties?
14. Are there any other City specific issues or requirements that we should be aware of before
commencing the development entitlement process?
15. Lastly, does staff feel like this is an appropriate project for the location that, if we address reasonable
concerns, will be supportable?
Thank you and please do not hesitate to let me know if you have any questions, comments or require additional
information.
Sincerely,
Thom Jess